Heron Bay title company: buying, selling or renting a home in Parkland or Coral Springs

A Heron Bay home pays up to three sets of assessments: the master association's on every home, the Neighborhood association's where the home's Neighborhood has one, and the North Springs Improvement District's (NSID) drainage and water-management assessments, which come on the property tax bill. The master bills quarterly: its Elevate Heron Bay FAQ (undated, not recorded), viewed 21 October 2026, estimates that paying for the clubhouse renovation raises "the quarterly maintenance fees" by "$23/month or $69 per quarter per home" (the clubhouses).

We have not found the current amount in a document the master publishes, so we take it from its estoppel on each file. An HOA estoppel must state the regular periodic assessment and how often it is paid (Fla. Stat. § 720.30851(1)(h)), and the disclosure summary a buyer must get before signing has a line for the current amount (§ 720.401(1)(a)). The Neighborhood association's estoppel gives its own; Cypress Pointe's, as a condominium's, does the same under § 718.116(8)(a).

At closing the buyer also pays the master's Capital Payment, $1,500 to $3,000 by price, and any Neighborhood fee in the table below.

Every Heron Bay sale needs the master association's estoppel, except perhaps at Heron Preserve, which the master's declaration does not reach of record; there we ask the master whether it claims anything. Every Neighborhood in the table below except Long Cove has its own association, which issues a second estoppel, and Heron Preserve's association issues its own. Each is due within 10 business days of a written or electronic request (Fla. Stat. § 720.30851), and Cypress Pointe's condominium estoppel has the same deadline (§ 718.116(8)). Our HOA approvals page covers fee caps and late answers. The master's manager, KW, takes requests through HomeWiseDocs and has an on-site office at 954-575-2200.

The master's Capital Payment, leasing rule and tenant registration apply to every row but Heron Preserve's. Four Neighborhoods hold the sale for their own estoppel. On the Property Appraiser's record, some associations' common land has a mailing address in care of another company, as their pages note.

The Find a Neighborhood lookup names a Heron Bay home's Neighborhood from a street address, a lot and plat, or a condominium unit. A legal description names the plat (the recorded subdivision map) and then one of four things.

• A block, for Bay Cove, Heron Cove, The Colony, The Falls, Long Cove and Waterford Estates, or a lot on Saltgrass's own plat (Plat Book 184, Page 40).
• A parcel letter, with the lot or Site named after "AKA" (also known as). L'Hermitage is Parcel A of Heron Bay Three. On Heron Bay Four, The Pointe is B, The Fairways C, The Enclave D, Mizner Village E and Villa Sorrento F.
• A Site number, at Tuscany (Parcel A of Heron Bay South, on the Property Appraiser's record) and Heron Preserve.
• A unit and building at The Fairways. At Cypress Pointe, a unit and the name of its condominium, I to IV, which follows from the building number.

A Heron Bay buyer pays the master association a Capital Payment of $1,500 to $3,000, set by the sales price, plus any Neighborhood charge in the estoppel table. Due on every resale, the Capital Payment "shall be considered an Assessment", so the association's lien secures an unpaid one (Declaration § 8.6(b), added by Instr 114476411, p. 4). It has changed three times, and the amendment in effect on the closing date sets it:

From 30 June 2017 to 23 June 2022 it was a flat $1,000 (Instr 114476411, p. 4). The original declaration charged it only once for each lot (§ 8.6, p. 55), until that 2017 amendment struck the limit. In Saltgrass, the 2026 agreement with the master makes it due when a lot is conveyed to a later owner (§ 5.2, Instr 120792137). On a sale from Toll, which still owns the lots, we ask the master whether it charges one.

The Falls', The Enclave's and The Pointe's charges came by amendment, and their pages raise questions about how each was adopted. Saltgrass's is in its 2026 declaration. Four builders' declarations, at The Enclave, The Fairways, The Pointe and Waterford Estates, also charge two months' assessments as working capital on a home's first conveyance or occupancy. If a resale estoppel shows that first-sale charge, ask what the association relies on.

Each estoppel gives that association's regular assessment, and the two are prorated separately.

No. Heron Bay's master documents give the association no right to approve a sale or a lease, and no right of first refusal. Four Neighborhoods tie the sale to their estoppel. L'Hermitage and Villa Sorrento declare a sale made without their estoppel certificate void. Mizner Village and Saltgrass bar a conveyance until their estoppel is received. Heron Preserve's association reviews every sale: within 15 days it approves, disapproves for cause or, on the owner's demand, names another buyer or buys the home itself.

L'Hermitage, The Fairways and Villa Sorrento approve leases, as do Heron Cove's December 2021 rules.

An owner that is not an individual, such as a corporation, partnership, trust or LLC, must designate one person or family to use the home and vote. It may change the designation no more than once every six months (Declaration § 5.4, p. 40). Cypress Pointe approves an entity buyer's occupants, and Heron Cove's 2021 rules let only an entity's officers, managers, general partners or trustees live in the home for the first 24 months.

Yes, a Heron Bay home may be leased once in any 12-month period, on the terms the owners adopted in 2017 (Declaration § 3.39 "Leasing", Instr 114476411, p. 3):

• an owner may lease "one (1) time during any twelve (12) month period";
• tenants and other occupants register with the association before moving in;
• the association may require a tenant security deposit of up to $1,000, treated as an assessment if unpaid;
• every lease is subordinate to the association's lien, and the association may evict a tenant who violates the documents, at the owner's cost.

The master's 2017 rule predates 1 July 2021, so it binds every owner. A rental amendment enacted after that date generally binds only owners who take title after it, or who consent to it. Limits on leases shorter than six months, or on leasing more than three times a calendar year, bind everyone (Fla. Stat. § 720.306(1)(h)).

Heron Cove's December 2021 rules are the only leasing change we found from after 1 July 2021, and its page sets out whether they bind a buyer. Under Chapter 720, Florida's homeowners' association law, the "governing documents" are the recorded declaration and its amendments, and the articles and by-laws, so Board rules are not among them (§ 720.301(8)). How § 720.306(1)(h) applies to Board rules is for underwriting. For an investor buyer, we also search the records from 20 October 2026 forward.

Cypress Pointe is a condominium, where the condominium statute sets the rule. An amendment banning rentals, changing the rental term or limiting how often owners may rent binds only owners who consent to it and those who take title after it (§ 718.110(13)).

Heron Bay is in both Parkland and Coral Springs, by plat. The Property Appraiser's record puts all the homes on each plat in one city:

The ZIP does not tell, since the Property Appraiser gives ZIP 33076 to nearly all Heron Bay homes in both cities. Its millage code, which sets the tax rate, is 3012 in Parkland and 2812 in Coral Springs. The master supplements that brought Heron Bay East, Seven & Eight and North Plat 1 under the declaration name Coral Springs for land in Parkland.

The city decides where the municipal lien and permit searches go, which building department holds the permits, and the tax rate. The Property Appraiser gives a 2025 total millage of 18.3944 in Parkland and 20.2856 in Coral Springs, both in Broward County.

Heron Bay's master association owns both clubhouses, and the North Springs Improvement District (NSID) owns most of the lakes and canals. The Commons, 6100 Heron Bay Boulevard, Coral Springs, stands on Parcel A of Heron Bay Four, which WCI deeded to NSID in 1997 (OR 27543/341). NSID quit-claimed it to the master on 1 May 2018, with Parcels S, T and part of N, less the west 62.50 feet (Instr 115053212, p. 3). Plaza Del Lago, 11535 Osprey Trail, Parkland, is Parcel A of the Heron Bay Recreational Amenity plat (PB 171/127), which WCI Communities, Inc. quit-claimed to the master on 25 May 2007 (OR 44227/707).

The clubhouses' costs are in the master's budget, so they are part of the assessments the master's estoppel shows. NSID levies its drainage and water-management assessments on the property tax bill. The master's rules say NSID allows no recreational use of its waterways, and bar swimming and motorized boats on every body of water in the community (§ III.L).

The association's Elevate Heron Bay FAQ (undated, not recorded) says the clubhouse renovation is funded with $1,250,000 of working capital, approved at a members' meeting. It also uses a 4% Valley Bank loan, repaid from the operating budget. The FAQ says "this is not a Special Assessment", that sellers will not see the repayment accelerated, and that the cost is about $23 a month per home. The loan is also of record. In June 2022 the association made a collateral assignment to Valley National Bank of its right to collect assessments and its lien rights, securing a loan of up to $9,000,000 (Instr 118207651, p. 1). We found no release through 20 October 2026. Check the master's estoppel for any special assessment.

No. The old Heron Bay golf course land is not part of Heron Bay under the declaration, which excludes the golf course and gives a home no right to use it (Declaration §§ 2.1(a), 2.5, pp. 9, 14–15). Since 1997 the course owner may also enforce the declaration's rules on walls, fences, height variances and golf course nuisance against lots next to the course (OR 27435/727). Saltgrass, built on part of the old course, is tied to the master by its own 2026 agreement.

The Property Appraiser has listed most of the former course as vacant land since the 2022 tax roll. It shows NSID with about 155 acres (deed dated 22 September 2021, Instr 117646528). The City of Parkland has about 43, including the former golf clubhouse site at 11801 Heron Bay Boulevard (NSID's deed dated 6 January 2023 and recorded 13 January 2023, Instr 118621005, p. 1). Toll has the 52 Saltgrass lots and tracts, about 21 acres (the City's deed, made effective 21 August 2025 and recorded 9 September 2025, Instr 120426296). In 2023 NSID also sold a private company a parcel that appears to be the course's 4.16-acre maintenance site (Instr 118932868).

In a 2023 agreement with the City over about 65 acres of the former course, Saltgrass's land among them, the association gave up enforcing a separate golf course covenant against that land. That covenant is Exhibit 4 to WCI's 1997 deed of the course (OR 27435/538, at page 573). The association kept the provisions under which every owner of that land pays it maintenance assessments (Instr 118621008 §§ 1, 2.c). Under the covenant's § 12 the course owner pays the master each year a sum "equal to fifteen Property Units", which may not be raised without the owner's consent, and § 13 makes an unpaid one a lien once a claim is recorded (OR 27435/538, pp. 44–45). The covenant runs 30 years, but the § 12 assessment continues as long as the master levies assessments (§ 18, pp. 45–46). The association signed the agreement on 14 December 2022 and the City on 16 December (pp. 7–8), so NSID, not the City, held title when it was signed. A 2025 amendment to it covers the City's sale of about 21 acres to Toll (Instr 120290981). Homes built there join the community only if the association records an amendment bringing them in, and none is recorded through 20 October 2026 (§ 2.d).

In September 2026 the City also agreed with LTF Real Estate Company, Inc. that it "waives all enforcement rights" over use under the course's 1997 Declaration of Restrictive and Protective Covenants (OR 27435/538), citing both City agreements (Instr 121112764, pp. 1–2 § 2). The association is not a party.

A Heron Bay seller should keep signs off the lot, see that the buyer has the disclosure summary before signing, and expect two estoppels where the Neighborhood has its own association.

• No sign may go on the lot or in a window, "for sale" and open house signs included (the sign rule).
• A contract signed before the buyer gets the association's disclosure summary can be cancelled within 3 days after the buyer receives it, or before closing, whichever comes first (Fla. Stat. § 720.401).
• Since 1 October 2024 the seller must give the buyer a flood disclosure "at or before the time the sales contract is executed", on every Heron Bay sale, Cypress Pointe units included (Fla. Stat. § 689.302).
• We order both estoppels together. Under ¶ 9(a) of the Florida Realtors/Florida Bar "AS IS" contract, the seller pays the estoppel fees unless the contract says otherwise.
• Bay Cove, Heron Cove and Tuscany require written notice of a sale with a copy of the contract, but approve no buyer.
• Until every Saltgrass home is sold, Toll must approve any sale's marketing materials in writing.
• The buyer pays the Capital Payment at the closing date's tier.
• Every tenant must be registered with the master, and a tenant staying on after closing needs approval at The Fairways, L'Hermitage and Villa Sorrento.

The Heron Bay master association's Rules and Regulations (revised 26 September 2018, not recorded) and its declaration bar signs, require approval before exterior work and cap fines at $1,000. The Board can change the rules by vote, and the current version is behind the residents' login on the association's website, so an investor buyer should ask for it.

Most Heron Bay Neighborhood declarations follow one of four forms, so the same clauses recur under different section numbers. Two were used by WCI Communities (WCI), its Declaration of Neighborhood Covenants and a later form. L'Hermitage and Villa Sorrento share a third, named here for its Article 6 resale restrictions, and four builders' declarations share the fourth. WCI's deeds of the L'Hermitage, The Pointe and Mizner Village land (1996), The Fairways' (1997) and The Enclave's (1998) also attached its Neighborhood Covenants, so those lots have two sets.

A dash means land off the Heron Bay Three and Four plats. Where a clause below cites one Neighborhood's section, the others on that form carry it under their own numbers.

Most make a buyer answer for the seller's unpaid assessments (The Fairways § 11.1), as Chapters 720 and 718 do. The builders' and resale-restriction forms also keep the buyer out of the home until those assessments are paid, unless the buyer is a foreclosing first mortgagee (L'Hermitage § 4.8). Heron Cove's 2021 rules do the same. The Colony, The Enclave and L'Hermitage may accelerate a late owner's assessments, calling later installments due at once, so the estoppel can include them.

The builders' form and Mizner Village start their liens with a recorded claim, as the master does (Waterford Estates § 8.1.3). The later WCI form dates its lien from the declaration (Heron Cove Art. X § 2), and The Colony's and The Falls' covenants need no claim (Art. IV ¶ 1). The builders' form and Mizner Village excuse a foreclosing first-mortgage lender from earlier assessments unless a claim was recorded before its mortgage (The Pointe § 10.1.6). The Colony's covenants have no lender clause. Chapter 720's cap on what a foreclosing lender owes is in the bank-owned title point.

The Neighborhood Covenants add no leasing limits, but the owner "shall be responsible for all violations" by tenants (The Colony Art. V ¶ 5). The builders' form requires a written lease of at least six months, delivered before move-in, unless the Approving Party consents (Waterford Estates § 6.18). Saltgrass's limits are in its declaration as first recorded.

Who can amend differs by form. Only the Declarant may amend The Falls' and Long Cove's covenants, and only by minor changes (Art. V ¶ 9; Art. III ¶ 9). WCI assigned its Declarant rights at The Falls to the Falls association in 2011. The Colony's covenants and the resale-restriction form also allow amendment by 66-2/3% of the entire membership at a meeting (Art. V ¶ 9; § 11.4). The builders' form and Bay Cove's declaration need two-thirds, with lenders' consent for some changes (Waterford Estates §§ 10.1, 10.4). The Pointe and The Fairways cut the owner vote to a majority in 2022, and Tuscany in 2020.

Where a Neighborhood's rules conflict with the master's, WCI's Neighborhood Covenants let WCI decide, "and its decision shall be final" (The Colony Art. V ¶ 8). The 1996 covenants under L'Hermitage and The Pointe say the same. Cypress Pointe's declarations defer to "the Community Declaration", a term they leave undefined (§ 18), and Saltgrass applies the more restrictive rule (§ 12).

At L'Hermitage, Mizner Village and The Enclave, the association's upkeep must meet the City of Coral Springs' code (§ 3.3; Art. IX.D; § 5.3). The City may enforce it and charge the cost to owners pro rata.

Each 30-year date is only the earliest a lot could lose its covenants under Florida's Marketable Record Title Act, which can cut off old covenants after 30 years unless they are preserved. It works lot by lot (the chapter 712 title point). Amendments by The Falls, The Enclave, The Fairways, The Pointe and Tuscany may also preserve their declarations, depending on how each was indexed and what it cites.

Seven Neighborhoods sit on plats recorded with a 1995 Educational Impact Lien Agreement in Broward County's favor (Heron Bay Three, OR 24213/65; Heron Bay Four, OR 24291/831). Each agreement puts a lien on its plat's land for the school impact fees WCI agreed to pay ahead of every home's building permit. It binds those who took title from WCI, mortgages are subordinate to it, and it ends with a recorded County satisfaction or, lot by lot, a partial release (Heron Bay Four ¶ 2(d), p. 3). Heron Bay Four's agreement charges $1,194,253 in all: Parcel B $230,940, C $252,531, D $233,506, E $169,356 and F $307,920, with nothing listed for former Parcels G and H (¶¶ 1–2, pp. 1–2). The County has recorded no satisfaction of either agreement. It has instead released lots one at a time: the index links 68 partial releases to Heron Bay Four's agreement and 33 to Heron Bay Three's, mostly from 1999 to 2005 (for example Instr 105376580, Lot 38 of Heron Bay Three; Instr 109003349, Lot 97 in Parcel F). None we saw releases a whole parcel, and the County's 2011 and 2017 certificates against the Heron Bay Four plat only confirm its name. So the title search looks for a partial release naming the lot. Without one, the lien stays open and goes to underwriting.

This section is for closers and attorneys. We send each open question in it to underwriting on the file.

• Seller's unpaid assessments. Under Chapter 720 the new owner and the previous owner are jointly and severally liable, each for the whole amount, for assessments due up to the transfer, whether or not a lien was recorded (Fla. Stat. § 720.3085(2)(b)). The estoppel is what protects the buyer, not the lien search.
• When the lien attaches. The declaration's lien covers assessments, late fees, interest, collection costs and attorney's fees. It takes effect "only from and after the time of the recordation" of a claim of lien (Declaration § 6.2 as amended, Instr 111917345, pp. 3–4). Since 1 July 2008 (Laws of Florida ch. 2008-175), Chapter 720 has dated it from the original declaration's recording, except against a first mortgage of record, where the claim governs (§ 720.3085(1)). Which date controls is an open question.
• Bank-owned resales. The declaration's Tenth Amendment frees a first mortgagee taking title by foreclosure or deed in lieu of foreclosure from earlier assessments "to the extent permitted by law" (Declaration § 6.7(b), Instr 110416293, p. 2). Chapter 720 caps such a lender's debt at the lesser of 1% of the original mortgage debt and the unpaid common expenses and regular periodic or special assessments due in the 12 months before it took title (§ 720.3085(2)(c)). The cap applies "only if the first mortgagee filed suit against the parcel owner and initially joined the association as a defendant". The lender need not have joined it if the association was dissolved or had no office or agent the lender could find. The estoppel shows what the association claims. Lenders often join Heron Bay Owners' Association, Inc., the Heron Bay Commercial association, instead: the County's index names it in 31 lis pendens and 13 final judgments, some over homes off that plat (Instr 108293750). So check that the suit named Heron Bay Community Association, Inc.
• Recorded violations. The Architectural Review Committee may record a certificate of non-compliance, under the owner's name, against a home whose improvements break the declaration (Declaration § 3.2.1(q), the declaration's Fifth Amendment, OR 30695/447). Unapproved exterior work can be ordered removed at a cost assessed to the lot (§ 3.2.1(h), (o), OR 30695/443, 446), so ask about open architectural violations when ordering the estoppel.
• Preservation, lot by lot. Under chapter 712, covenants older than a lot's root of title, its last title transaction recorded at least 30 years earlier, are extinguished unless an exception applies (§ 712.04; § 712.01). A recorded notice preserves them (§ 712.05), as does an amendment indexed under the association's legal name that cites the declaration's recording information (§ 712.05(2)(b)). So does a deed in the lot's chain citing the declaration by book and page or instrument number (§ 712.03(1)). We examine each lot's chain of title on the file.
• The master's notice. The master recorded its preservation notice on 17 October 2024 (Instr 119854426), before the declaration turned 30. It lists 41 instruments, none of them a Neighborhood declaration by name. Item xxix is a separate association's: the 2003 declaration of Heron Bay Owners' Association, Inc. for the Heron Bay Commercial plat (Instr 103603037), which the notice leaves out of its list of legal descriptions. It also omits the 2011 Tenth Amendment and anything recorded in 2013 or 2016, which can matter only from 2041, 30 years after the first of them. More pressing, it omits Supplement 99057846, recorded 2 February 1999, which brought lots on Heron Bay Seven and Eight under the declaration and turns 30 in February 2029. Item xxxviii gives Supplement No. 10, which brought in Heron Bay North Plat 4, as Instr "11323679"; its number is 113236279. The covenants of Long Cove and of Heron Bay Three and Four are now over 30 years old. The only Neighborhood notice we found is The Falls', recorded in October 2025, and its page discusses the notice's form.
• Utility easements. For 30 years the declaration let the developer and association record utility easements along a 6-foot strip on every lot line (Declaration § 10.1(b), the declaration's Second Amendment, OR 25991/835). That power ended on 11 December 2025, and easements recorded before then stand.
• Developer consent. While the developer owns any part of the Committed Property, the Tenth Amendment makes an amendment ineffective without its prior written consent if, "in Declarant's sole opinion", it impairs the marketability or salability of the developer's land. One of its examples is an amendment that "modifies the assessment structure pertaining to any Plot" (Declaration § 10.9(b)(8), Instr 110416293, p. 2). WCI held Heron Bay land of record when the 2017 and 2022 Capital Payment amendments were recorded. It deeded lots on Heron Bay North Plats 3 and 4 until October 2018, and common land to the master in April 2022 and August 2023 (Instr 118069500; Instr 119064880). Neither amendment carries its consent. We found no WCI deed of Heron Bay land after August 2023, so whether it still held any in May 2025 is open. Whether the clause reaches the Capital Payment is for underwriting.
• The 2025 Capital Payment certificate. It recites that the President and the Secretary sign it, but only the Secretary signed and was acknowledged (Instr 120227969, pp. 1–2). Whether one officer's signature is enough is for underwriting.
• The clubhouse loan. The master's 2022 collateral assignment of its assessments and lien rights to Valley National Bank is unreleased of record (Instr 118207651). We send its terms to underwriting with the master's estoppel.
• Heron Bay Central's plat citation. The master's supplement and its correction both miscite Heron Bay Central's plat, which is Plat Book 171, Page 23. The supplement cites "Plat Book 1710, at Page 23" (Instr 101969718), and its 2004 correction cites Heron Bay Northeast's plat, Plat Book 173, Page 92 (Instr 104164040). The error reaches Heron Cove's Blocks D–G, whose own declaration cites the plat correctly, and Edgewood and The Greens. Both instruments name "Heron Bay Central", so the question is whether a corrective instrument is needed.
• School impact liens. Lots in seven Neighborhoods on Heron Bay Three and Four stay subject to a school impact lien until the County records a release for the lot, as it has for many of them one at a time (the shared declarations section).
• Casa Del Sol and Heron Isles. Their 2000 instruments only designate them Neighborhoods. Unlike the 2001 supplement for Blocks C and D of Heron Bay Northwest (Instr 100765306), neither adds the lots to the land the declaration covers, and no supplement we found does, so whether the master's covenants, lien and Capital Payment bind Casa Del Sol or Heron Isles is open.

• Some lots abut or partly contain wetland or buffer areas under recorded conservation easements, which may not be altered (Declaration § 3.39 "Conservation Easement", the declaration's Ninth Amendment, OR 40836/390–391). The declaration has a second § 3.39, the 2017 "Leasing" provision.
• The declaration can change after you buy. Since 2013, owners of 25% of its "Contributing Plots", with a Board majority, can amend it (Instr 111917345, p. 5), and the Board alone can amend the by-laws. Four owner amendments were recorded from 2016 through 20 October 2026.
• An owner more than 90 days behind on any payment can lose use privileges until it is paid in full, and so can the owner's tenants and guests (By-Laws Art. III § 2, Instr 114020102, p. 4). A suspension needs a Board vote at a properly noticed meeting, then written notice, and may not cut off access to the home or its parking (§ 720.305(3), (5)). Paying off the seller's balance at closing ends it.
• After closing, send the association the recorded deed. A new owner's membership rights "shall not become effective until the new Member presents the Association with a recorded copy of the Deed" (Articles of Incorporation Art. 5(B), Declaration Exhibit B, p. 76).

We wrote this page from the master's declaration, recorded 11 December 1995, and the amendments, supplements, by-law certificates, agreements, notices and plats recorded after it. We searched the County's records for the master on 21 October 2026, with the index current through 20 October 2026, and found no amendment to the declaration after May 2025. On 22 October 2026, with the index current through 21 October, we also read the 2000 Neighborhood designations, the Heron Bay Five, Greenbriar and Heron Bay Commercial plats, and Heron Preserve's and Heron Bay Owners' Association's declarations. We give each deed the Property Appraiser cites by its date, and have read only the deeds we cite by page.

The master's instruments this page relies on most, in the order recorded:

The master's own documents, cited by title and date, are not recorded. They are its Master Community Plan (2015), Rules and Regulations (revised 26 September 2018) and Elevate Heron Bay FAQ (undated). The Neighborhood managers come from its Sub Association Management Contact page, viewed 18 October 2026. Their phone numbers are on the Neighborhood pages, and Cypress Pointe's cites DBPR's condominium list (17 October 2026).

Anything recorded after 20 October 2026, for the master or any Neighborhood, is not reflected. Nothing here replaces either association's estoppel certificate.

A Neighborhood gets a page of its own when it adds something to the master's: an association of its own, which issues a second estoppel, or a recorded declaration with rules of its own, as at Long Cove. The Neighborhoods below have neither in the records we hold. The master's declaration and rules are the only ones, so this page covers them in full, and a sale needs one estoppel, the master's. Where an entry says that is not settled, the master's estoppel is still ordered, and we put the open question to the master and to underwriting on the file. A search of the County's records and the State's corporation records under each of these names found no association of its own. The names come from the master's Master Community Plan (2015, not recorded), which shows no blocks; we matched them to the plats.

• The Vistas. One estoppel, the master's, and only the master's rules. 89 lots, Heron Bay Northwest (PB 167/17) Blocks C–D, designated a Neighborhood in 2000 (Instr 100102149) and brought under the master declaration in January 2001 (Instr 100765306). No association of its own is on the master's list, and the Property Appraiser records the master as owner of the plat's private roads and open space. The 2000 designation sets no rules, charges or committee of its own.
• Heron Isles. Not settled: the records we hold do not bring these lots under the master declaration. 42 lots, Heron Bay Northwest Blocks A–B, designated the "Grand Bay" Neighborhood in 2000 (Instr 100102151). That instrument only names the lots a Neighborhood; it does not add them to the land the declaration covers. The 2001 supplement that did so for the rest of the plat lists only Blocks C and D (Instr 100765306), and we found no other from 1999 on. The 1999 plat (PB 167/17) grants owners of the master's Committed Property an easement over Heron Bay Boulevard, its Parcel A, citing the master declaration, but neither it nor anything else we found puts Blocks A–B under the declaration. No association of its own is on the master's list. Order the master's estoppel; we ask the master whether it assesses the lot, and under what instrument, and send the question to underwriting.
• Casa Del Sol. Not settled: the records we hold do not bring these lots under the master declaration. 29 lots on Heron Bay Six (PB 167/16), designated a Neighborhood in 2000 (Instr 100102150, corrected by Instr 100180040). That instrument only names the lots a Neighborhood; it does not add them to the land the declaration covers, and we found no supplement that does from 1999 on. The 1999 plat names no association and does not cite the master declaration. No association of its own is on the master's list, and the Property Appraiser records the master as owner of the plat's private road. Order the master's estoppel; we ask the master whether it assesses the lot, and under what instrument, and send the question to underwriting.
• The Estates. Very likely one estoppel, the master's, and only the master's rules, but confirm on the estoppel. 75 lots, Heron Bay Five (PB 164/37) Blocks A–B, platted on 1 April 1998. Supplement No. 4 (Instr 97569318), signed on 17 October 1997, added to the declaration the same 29.488 acres WCI sold that day to the builder, TBI/Heron Bay (Instr 97569320). The plat takes in that land and more, 35.318 acres, its boundary running 80 feet farther west and 65 feet out along the drainage area's edge, where the supplement's follows the edge itself. The lots were the builder's land, so they very likely lie inside the supplement; only a survey comparison makes that certain. The plat also grants owners of the master's Committed Property an easement over its Parcel A, citing the master declaration. An Estates at Heron Bay Homeowners Association, Inc., formed in 1997, was dissolved in 1999, and no association of its own is on the master's list. Order the master's estoppel and confirm on it that the master assesses the lot.
• Edgewood and The Greens. One estoppel, the master's, and only the master's rules. Heron Bay Central (PB 171/23): Edgewood is Blocks A–C (94 homes) and The Greens Blocks H–N (110); Blocks D–G are Heron Cove. No Neighborhood association appears on the master's list, and on the Property Appraiser's roll only Heron Cove's association, the master and the North Springs Improvement District (NSID) hold common land on this plat. The supplement adding this plat miscites it, a point for the title search (see the title points).
• The Reserves, The Highlands, Olde Brooke and Heron Estates. One estoppel, the master's, and only the master's rules. Heron Bay East (PB 169/105): The Reserves is Blocks A–B (67 homes), The Highlands C–D (75), Olde Brooke H–J (67) and Heron Estates K–L (80 parcels on 81 lots, four still vacant). Blocks E–G are Bay Cove. No Neighborhood association appears on the master's list, and on the Property Appraiser's roll only Bay Cove's association, the master and NSID hold common land on this plat.
• Creekside, Meadowbrook, The Glen and Greenbriar. One estoppel, the master's, and only the master's rules. Heron Bay Northeast (PB 173/92): Creekside is Blocks A–C (143 lots), Meadowbrook D (61), The Glen E (58) and Greenbriar F–H (51), brought under the master declaration by supplement (Instr 104113675) with no Neighborhood declaration of record. Greenbriar's other 7 lots are on the Greenbriar Plat (PB 174/93, 2005), a replat of land both supplements already covered: Parcel J of Heron Bay East (Instr 100911952) and parcels of Heron Bay Northeast. That plat reserves two landscape parcels for a homeowners' association it does not name. No Neighborhood association appears on the master's list or the Property Appraiser's roll. A 2008 foreclosure judgment named a "Greenbriar at Heron Bay" association as a defendant (Instr 108293750), but no such association is in the County's records or the State's.
• Sable Pointe and Banyan Isles. One estoppel, the master's, and only the master's rules. Heron Bay North Plat 2 (PB 173/181) Blocks A–C, 95 lots, and D–F, 92, brought under the master declaration by supplement (Instr 104561424) with no Neighborhood declaration in the records. The plat reserves its streets for an association it does not name, but no Neighborhood association appears on the master's list or the Property Appraiser's roll, where only the master and NSID hold common land.
• Sawgrass Bay, Somerset and Osprey Lake. One estoppel, the master's, and only the master's rules. Heron Bay North Plat 3 (PB 176/73) Blocks A–B, 81 lots; C–E, 115; F–J, 109, brought under the master declaration by supplement (Instr 108426172) with no Neighborhood declaration in the records. The plat reserves its streets for an association it does not name, but no Neighborhood association appears on the master's list or the Property Appraiser's roll, where only the master and NSID hold common land.
• Hawthorne and Estuary. One estoppel, the master's, and only the master's rules. Heron Bay North Plat 4 (PB 181/72) Block A, 60 lots, and Block B, 46, brought under the master declaration by Supplement No. 10 in 2015 (Instr 113236279) with no Neighborhood declaration in the records. The plat dedicates its roads and open space to the master. No Neighborhood association appears on the master's list or the Property Appraiser's roll, where only the master and NSID hold common land.